Core Strategy Settlement Classification Parish Name

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1 Coleford NDP site assessment 1 ST JOHN S CHURCH SITE ASSESSMENT FORM A: BASELINE INFORMATION Settlement Name Site Name / Address Coleford St John s Church Boxbush Rd Coleford Glos GL16 8DN Core Strategy Settlement Classification Parish Name Town Coleford Gross area (Hectares) SHLAA Site reference SHLAA Capacity Assessment Not cited 2015 Current/recent uses Closed for regular worship Availability For sale, but Diocese has noted that use for a multipurpose community building would be considered favourably. Site Planning History Way through by foot into Coleford House and Bowen s Hill. The main access is off Boxbush Road, although has not been frequently used by vehicles. Building was assessed in the quinquennial review 2010 as needing much work to the fabric. That was costed later as being approx. 1.5m. There has been a survey by drone provided by Friends of St John s which debates the degree of work needed. Closed for regular worship. Diocese is open to options eg multi-purpose building with potential for some worship. Community use is noted. The diocese is committed to providing a church building in Coleford. NB Church of Shepherd at Broadwell is within the parish boundary. Diocese has previously been in contact with the District Council about another potential site for a church. This site adjoins the Coleford House site, which is also available. The Vicarage opposite in Boxbush Rd is also owned by the Church. Note the character of the area eg villa shown in Bowens Hill on SJC1.. SJC 1 Position and landmark nature of the building on the edge of the Town Centre and Conservation Area. This view in from FoDDC offices looking north over Newland St. The Church is Grade ll listed, see ng/the-list/list-entry/

2 DESIGNATIONS & KNOWN CONSTRAINTS AONB YES NO Forest of Dean YES NO SSSI / SNCI YES NO Conservation Area YES NO Listed Buildings YES NO : Grade ll listed F.S. Waller, and 1885 chancel and transepts S. Gambier-Parry Recorded Archaeology YES NO : Public Rights of Way YES NO : private land, no ROW. The pedestrian rear access links to Coleford House and thence to Bowen s Hill, but it is not a ROW and is in 2gether Trust ownership (which is for sale). Flood Risk YES NO ZONE Services wires & cables (if known) YES NO : electricity will need check. Unsure on water availability. No sewage connection, though services in Boxbush Rd. Mining / Contamination Map YES NO : Fabric see Diocese 2010 Quinquennial Review. No recent full structural survey completed Other Known / Recorded Constraints Consecrated, but no burial ground on site See access later Boxbush Road, one-way street Original stone from octagonal Church is located in wall to left of entrance War memorials within the Church Rood Screen is of note Boxbush Rd is often busy, but cars park on both sides of the road. Parking is an issue in the road, potentially too narrow for emergency vehicles. The lower end is in the Conservation Area, and at the junction where congestion from tailback at Gloucester Rd traffic lights, and level of through traffic. SJC3 repairs required: no full survey, but parts of roof valleys; some windows ; damp; update heating; no toilets. SJC2 Southern view of nave.

3 FORM B: ASSESSING SITE CONNECTIONS AND ACCESS Site: St. John s Church Surveyors(s): S C and M Cox ; C Elsmore Date: WALKING TO LOCAL FACILITIES Facility Shop School 300 Estimated distance 300m Route Quality Observations and comments on safety and quality of route Site Visit Notes/Record of Photos NB route is standard road with tarmac pavement, some of which is obscured by parked cars, some uneven (likely to be because of tree roots etc). Very steep hill back up from town, especially carrying shopping. St John St is nearest shop, with supermarket other side of town Level route, crossing at Victoria Rd needs care. School is Academy C of E Open Space 350 Angus Buchanan recreation ground, with play area and sports pitches/ pavilion at Gearge V is nearest public space uphill from here. Pedestrian ROW direct via alleyway, or else longer by road Bus Stop 350 Nearest is Market Place, choice of routes to Monmouth, Ross, Gloucester. People with mobility difficulties would find this impossible. Mobility scooters can work on pavements. Dial-a-ride works in the area. Any other facility 600 Coleford House next door. Vicarage opposite. The Main Place and Library are walkable for many people, giving community services, luncheon club, day care provision, some youth services. Church services at St Mary s High Nash SJC4, 5 Entrance off Boxbush Rd. Note gates for carriage entrance central to wall would need widening for modern vehicles and angle for (limited) parking.

4 2. SITE ACCESS(ES) General quality of access :Easy access into the site and good roads approaching it. : access into the site but good approach roads, or poor access into the site and good approach roads. : access onto the site and poor roads approaching it. Number of Accesses, Type, Key Issues and Possible Mitigation Tick one SJC 6 path to rear to Bowens Hill in Coleford house ownership SJC 7 rear access with steps (3 external doors apart from main entrance). Double gates lead into Boxbush Rd, rarely used for vehicles. Boxbush Road is one-way and is often busy, but cars park on both sides of the road. There is no parking on site (though there is some space). Parking is an issue in the road of which the lower end is in the Conservation Area, and at a congested junction. 3. CONNECTIONS SUMMARY: Overall, how well connected is the site? Note key points in the site s favour in terms of connections. Position means easily accessed, but busy junction in Conservation Area busier after 156 house site completed Tram road on boundary by pedestrian access to rear by Coleford House at much lower level. Path ownership is Coleford House. No car park in congested area. Neighbours park on the road. On edge of Town Centre, but steep walk uphill home Note the key points in terms of connections that would have to be addressed (mitigation) to make it a suitable site: Architecture of Church and listed status means restoration with any alterations needs careful planning/conservation. Multi-purpose community use/ artisan use possibly including use for worship on occasions (eg large funerals) would need wider vehicle access. Parking would need to be addressed urgently whatever purpose, whether as attraction or for community use. If for housing as instrumental to sustainable use, then number of units would reflect traffic movements. (Could be a few units accessed separately eg to lady chapel area?) Investigate links with Coleford House re walkway and parking. Photo 8 Sewage access is in Boxbush Rd but overall pipe capacity to Newland is questionable NB no sewer known into the building.

5 FORM C: ASSESSING THE SITE ENVIRONMENT Site:St John s Church Surveyors(s): S C and M Cox ; C Elsmore Date: SITE CHARACTERISTICS Landform: Flat Gently Undulating Strongly Undulating Steep Valley Valley Floor Plateau Observations/Notes/Record of Photos This is a large and focal landmark building on a key site. Seen from outside town and in most directions see SJC 1, and below. It is sensitive because of its function, its position and its listing. It is approx. 5 feet above the level of Coleford House site adjoining, down the hill. (The site could be larger if the Coleford House site, or part of it, was incorporated. NB HHS 2Gether Trust also own one semi-detached, all of which is for sale. As at 2017 semi is sold subject to contract, not remainder of site. Views In: Wide Channelled Long Short G limpsed Quality and Value of View/Record of PhotosSee CHARACTER ASSESSMENT also. The nature of the building and its position means that it is an important landmark looking over the whole town. SJC8 St John s from Newland St. Can also be seen from north, Bakers Hill access from A4136, from Market Place and from the east, Lords Hill. Views Out: Wide Channelled Long Short Glimpsed Quality and Value of View/Record of Photos See also CHARACTER ASSESSMENT Clock Tower, SJC9 From St John s down Boxbush Rd toward Coombs Park. SJC10 From St John s south from rear over town toward FoDDC office (reverse of SJC1).

6 Natural Features on and Around the Site (Age/Condition/Value): Boundary Hedgerow Trees Freestanding Shrubs Boundary wall at front Grass Numbers, Quality and Value: See also CHARACTER ASSESSMENT Acers, decorated cherry to front. Lilac, Elderfower and Fir to the rear. Little native. Bulbs, primroses/primulas to the west end. Garden shrubs/trees in grass Ecology: (Known/Observed): Birds Signs of Mammals Wildlife Corridor to rear Water Habitat /Notes, Quality and Value Mainly graded grass landscape with interspersed trees Built Form On and Around the Site: Walls front. On-site freestanding buildings/structures church itself Neighbouring buildings/structures in view houses on two boundaries Neighbouring use Coleford House Potential Conflicts boundary close to building at one point Observation: In residential area at the top of a steep hill: elevated on the eastern boundary past the main access, with gates used for ease of funeral directors, but not used as vehicle entrance(could be adapted.) Noted Listed Grade 2 landmark building with stained glass windows, oak doorway and porch, internal fittings of note. SJC11 Foundation stone of the original octagonal church is installed to the left of the main entrance and reads to the greater glory of God, this foundation stone of the north transept, as laid in Easter week War memorial plaques, rood screen, reredos, altar, and internal features of note and some listed. Church is adjacent to Coleford House, detached residences in Bowens Hill, Vicarage opposite in an area of Victorian to mid 1950s housing. Importance of gardens, though in Boxbush large gardens are to rear. Mature trees.

7 Toolkit: Site Assessment 9 2. ENVIRONMENT SUMMARY Environment Quality and Value: Does the recorded information above suggest that the site is of high quality and value, or is it medium or low? High Tick one Medium Low Note key points in the site's favour in terms of environment. Position: landmark building Size of site Access with relation to position of cemetery at top of Victoria Rd Access with wide frontage on Boxbush Rd In residential area of mature character but this varies in architectural style Height of building notable, but three-storey semis uphill next door Note the key points in terms of environment that would have to be addressed (mitigation) to make it a suitable site. Listed building Grade 2: conservation requirements: detail s of structural survey, and Listing requirements before any refurbishment/ redevelopment. Re-use of materials may need to be considered. Care of listed internal features. Design of any development/ alteration to also fit in with the character of the area One-way street and parking could be partly netlon or some permeable layer Vehicular access via Boxbush would need to be improved especially if multi-use includes eg large funerals, craft working/ attraction deliveries, permanent housing units. Retain gate posts. SJC12 Rear, showing neighbouring villas on Bowens Hill SJC13 Rear, shrubs and ivy obscuring view of Baptist Church towers on Newland St

8 Toolkit: Site Assessment 11 FORM D: OVERALL ASSESSMENT SUMMARY Site name/number: St John s Church Tick one The site is suitable for allocation The site is well located and has lower environmental sensitivity to change. This is a potential allocation subject to on- or off-site mitigation The site is either well located but with higher environmental sensitivity to change or poorly located but with lower environmental sensitivity to change. The site is unsuitable for allocation The site is poorly connected and has higher environmental sensitivity to change. What are the key reasons behind your final judgement? This is a prime site in a residential area of note, near to the Conservation area. This is a Listed building noted as of concern as a landmark building by local people in the NDP Consultation Process. It has cultural, religious and architectural merit. Since closure it has deteriorated although the church services have been continuing at the RC church. There is a need to take action to make sustainable use of this listed building. The Diocese has considered a number of options, and it may be that a community enterprise to refurbish/redevelop as multi-use facility eg artisan/ occasional worship/ museum/part accommodation could be an option. The organisation with a legal entity prepared to take this on would need to be established, and major funding found. With any new building in the last resort, the right design would be imperative in such a position. In addition, the availability of Coleford House, and the best use of this site as part of a bigger redevelopment would need consultation if considered as an option. The surrounding residential area suffers from lack of parking, therefore inclusion on the site would be required and possible inclusion of additional parking for other residents. If the site was judged to be potentially suitable, what type of development might be possible or appropriate housing, employment, facilities etc.? Depending on structural survey, conversion or reinstatement: 1. Multi-use artisan centre/ community/ possibly some residential (including a smaller vicarage?) 2. Including car parking If the site was judged to be potentially suitable, what mitigation might be needed to make it properly suitable? Proper consultation on all issues with churchgoers and residents, linked with expertise from FoDDC planning, Diocese. Impact of traffic movements and parking on Boxbush Rd; potential to ease parking in this area for St John St (independent shops with no immediate public parking) or Boxbush Rd residents. Potential to link with Coleford House site if for sale. Would be an even more key site of significant scale in prominent position. If merged then green open area needs to be kept/ reinstated. Landscaping of site. If the site was judged to be suitable or potentially suitable, what principles or conditions might be applied (eg. heights, screening, materials etc.)? Listed building: Conservation issues in planning approval: retain plaques etc and interior features if not reinstated Re-use of materials. Vehicular access off Boxbush Rd needs improvement, and parking at least for those with disabilities. Review impact on junction Bank St/ Tram Rd/ Staunton Rd/St John St/Boxbush Rd: may need alteration If residential, maybe either two or three-storey, but design crucial, NB windows on adjoining houses. Signed Marilyn Cox 6 Dec 2016